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CALL TO ORDER
In Member Pehrson’s absence, Member Wrobel chaired the meeting. The meeting was called to order at or about 7:00 PM.
Present: Members Brian Burke, Victor Cassis, David Greco, Andrew Gutman, Brian Larson, Michael Lynch, Michael Meyer, Wayne Wrobel
Absent: Member Mark Pehrson
Also Present: Steve Rumple, Community Development Director; Barbara McBeth, Deputy Director of Community Development; Mark Spencer, Planner; Doug Necci, Façade Consultant; Kristin Kolb, City Attorney
PLEDGE OF ALLEGIANCE
The meeting attendees recited the Pledge of Allegiance.
APPROVAL OF AGENDA
Moved by Member Gutman, seconded by Member Burke:
voice vote on agenda approval motion made by Member Gutman and seconded by Member burke:
Motion to approve the November 5, 2008 Planning Commission Agenda. Motion carried 8-0.
No one from the audience wished to speak.
There was no Correspondence to share.
There were no Committee Reports.
COMMUNITY DEVELOPMENT DEPUTY DIRECTOR REPORT
Deputy Director of Community Development Barbara McBeth told the Planning Commission that the Master Plan and Zoning Committee will meet on Tuesday, November 18, 2008 to discuss some zoning matters.
CONSENT AGENDA - REMOVALS AND APPROVAL
1. MANCHESTER PROFESSIONAL OFFICE CENTER, SP04-59 Consideration of the request of Cavaliere Companies for a one-year Final Site Plan extension. The subject property is located in Section 10, north of Twelve Mile between Novi Road and Dixon Road in the OS-1, Office Service District. The subject property is approximately 4.46 acres and the Applicant is proposing to construct a 63,234 square foot office building.
Moved by Member Gutman, seconded by Member Cassis:
roll call VOTE ON CONSENT AGENDA APPROVAL MOTION MADE BY Member Gutman AND SECONDED BY Member Cassis:
Motion to approve the Consent Agenda. Motion carried 8-0.
There were no Public Hearings.
MATTERS FOR CONSIDERATION
1. Avalon Pointe Office Center Phasing Plan, ZCM08-55
Consideration of the request of Meadow Pointe, LLC for Supplemental Final Site Plan approval for Phasing Plan approval. The subject property is located in Section 23 on the south side of Eleven Mile and west of Meadowbrook Road in the I-1, Light Industrial District. The subject property is approximately 3.8 acres and the Applicant is proposing a phasing plan to allow three 9,940 square foot office buildings.
Planner Mark Spencer stated that this is a supplemental change to the Avalon Pointe plan that was approved on April 21, 2005. Currently two of the three buildings are built; a copy of the proposed plan was shown to the Planning Commission. No phasing was proposed at the original time of approval. The Applicant wishes to phase the project to facilitate the Certificate of Occupancy process. All of the site items except the landscaping and sidewalks for Building 2 are complete. Building 1 is complete. Section 2516.1.b.7 of the Zoning Ordinance requires the Planning Commission approval of any phasing plan. This is a minor revision but cannot be approved administratively.
The City’s Staff, Landscape Architect, Engineer and Fire Department all recommend approval of this phasing plan without any conditions or changes because all significant site items are or will be installed in Phase 1.
Larry Shew and Mike Huszti addressed the Planning Commission. Mr. Shew reiterated that Buildings 1 and 2 are built and almost all landscaping for those buildings is complete. Building 3 remains to be built. The site has grass and looks nice. Because of the economy they wish to phase the plan to give them time to work with a prospect and Building 3 can then possibly be built next year. The banks have tightened up funding until there are signed leases. Mr. Huszti added that the site improvements, underground utilities and the base coat of asphalt over the entire project and the second coat of asphalt for the occupied (middle and southern) buildings are complete. The second lift of asphalt is not installed for the northern building because of the construction traffic. Mr. Huszti believed that the original letter of credit should more than adequately cover the remaining second lift of asphalt necessary on the site.
Member Gutman said the request seemed in order.
Moved by Member Gutman, seconded by Member Burke:
roll call vote on avalon pointe, zcm08-55, phasing plan approval motion made BY Member Gutman and seconded by Member Burke:
In the matter of Avalon Pointe Office Center, ZCM08-55, motion to approve the phasing plan as submitted, for the reason that the plan is otherwise in compliance with Article 19, Section 1400 and Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 8-0.
Mr. Shew told the Planning Commission that the Staff was very accommodating in working with them to facilitate this request.
2. ROJO MEXICAN BISTRO ZCM08-57
Consideration of the request of Rojo One, LLC for Supplemental Final Site Plan approval for façade and a Section 9 Façade Waiver only. The subject property is located in Section 15, south of Twelve Mile and west of Novi Road in the Twelve Mile Crossing at Fountain Walk shopping center. The Applicant is proposing to modify the existing facade.
Planner Mark Spencer described the request. This is a supplemental change to the Twelve Mile Crossing at Fountain Walk plan. This storefront is in the southeast corner of Building G. The unit is visible from the road and therefore must meet the Façade Standards of the Zoning Ordinance. The Applicant proposes to remodel the existing space and add stone columns beside the doors and awnings. The Applicant plans to paint the façade. Mr. Spencer provided the Planning Commission with a rendering of the proposed changes. A Section 9 Waiver had previously been granted for the entire development. Now, this proposal does not meet the Zoning Ordinance standards due to the excessive use of EIFS and the under-usage of brick, so another waiver is required to approve this façade. The Planning Staff and the Façade Consultant recommend approval and granting the Waiver because the proposed façade will enhance the visual quality of the building, the colors are consistent with the rest of the development, no additional EIFS is proposed, and due to adding stone to the façade, the proposal is in greater compliance with the Ordinance than the current façade.
Dan Linnen represented Rojo 1, LLC. He said that the proposal is an enhancement to the center. He asked for the Planning Commission’s approval.
Member Burke confirmed that this space was previously the Bamboo Club. Member Burke liked the new design and thought it worked well with that is going on in that area. Mr. Linnen said the interior improvements have been completed and they will open once the façade change is made. They will have a soft opening the week of November 17th.
Moved by Member Burke, seconded by Member Gutman:
In the matter of Rojo Mexican Bistro, Supplemental Final Site Plan for façade only, ZCM08-57, motion to approve and grant a Section 9 Waiver for the overage of EIFS and underage of Brick subject to the Applicant using the following material percentages: Cultured Stone - 10%; EIFS - 70%; CMU - 5%; Metal - 10%; and Fabric Awning - 5%; for the reasons that the proposed façade is consistent with the overall Twelve Mile Crossing at Fountain Walk development and will generally enhance the visual quality of the project, no additional EIFS is proposed, the proposed paint colors are consistent with the overall project and because it is otherwise in compliance with Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance.
Member Cassis asked Façade Consultant Doug Necci to explain the differences. Rojo has a western flair and it is beautiful when introduced here. Mr. Necci responded that it is a nice design. The project has a special ambience to it, with colors and light fixtures. Ordinarily the bright colors would be frowned upon, but for this project it works. The entry is already a split-faced block but it is a drab gray. This cultured stone will replace this look. It will greatly improve the façade. The brown is not too bright. Member Cassis thought it would improve the shopping center. He thought the request was lovely and therefore supported the request.
Chair Wrobel welcomed the Applicant to Novi. He called for the vote.
roll call vote on Rojo, ZCM08-57, Section 9 waiver and façade approval motion made by Member Burke and seconded by Member Gutman:
In the matter of Rojo Mexican Bistro, Supplemental Final Site Plan for façade only, ZCM08-57, motion to approve and grant a Section 9 Waiver for the overage of EIFS and underage of Brick subject to the Applicant using the following material percentages: Cultured Stone - 10%; EIFS - 70%; CMU - 5%; Metal - 10%; and Fabric Awning - 5%; for the reasons that the proposed façade is consistent with the overall Twelve Mile Crossing at Fountain Walk development and will generally enhance the visual quality of the project, no additional EIFS is proposed, the proposed paint colors are consistent with the overall project and because it is otherwise in compliance with Article 25 of the Zoning Ordinance and all other applicable provisions of the Ordinance. Motion carried 8-0.
3. APPROVAL OF THE OCTOBER 22, 2008 PLANNING COMMISSION MINUTES
Moved by Member Lynch, seconded by Member Gutman:
Motion to approve the October 22, 2008 Planning Commission minutes.
Changes were handed to Staff for insertion into the minutes. The maker and seconder of the motion accepted the changes.
voice vote on minutes approval motion made by Member Lynch and seconded by Member Gutman:
Motion to approve the October 22, 2008 Planning Commission minutes as amended. Motion carried
CONSENT AGENDA REMOVALS FOR COMMISSION ACTION
There were no Consent Agenda removals.
MATTERS FOR DISCUSSION
There were no Matters for Discussion.
There were no Supplemental Issues.
No one from the audience wished to speak.
Moved by Member Meyer, seconded by Member Gutman:
Motion to adjourn.
The meeting adjourned at 7:21 PM.
SCHEDULED AND ANTICIPATED MEETINGS
MON 11/10/08 CITY COUNCIL MEETING 7:00 PM
TUE 11/11/08 CITY OFFICES CLOSED
WED 11/12/08 ZONING BOARD OF APPEALS 7:00 PM
WED 11/19/08 PLANNING COMMISSION MEETING 7:00 PM
MON 11/24/08 CITY COUNCIL MEETING 7:00 PM
THU/FRI 11/27&11/28 CITY OFFICES CLOSED
MON 12/01/08 CITY COUNCIL MEETING 7:00 PM
WED 12/10/08 PLANNING COMMISSION MEETING 7:00 PM
MON 12/15/08 CITY COUNCIL MEETING 7:00 PM
WED/THU 12/24&12/25 CITY OFFICES CLOSED
WED/THU 12/31&1/01 CITY OFFICES CLOSED
Transcribed by Jane L. Schimpf
Customer Service Representative Signature on File
November 13, 2008 Angela Pawlowski, Planning Assistant Date
Date Approved: November 19, 2008